Expensive property with high cash flow

[Abe B.]

Hi, I'm just starting out and looking at a property in the 2 mil range with 10 units. 

It is a historic building in a Class A+ neighborhood. 

The property can pay the mortgage and opex, but doesn't provide any return on top of that. How do I determine if it is worth it? I"ve been making offers for 2+ years and am yet to win an offer with my calculation, which takes into account light value-adds and raw cap rate of above 4-5%. 

I'm getting a bit desperate for a property.

Thanks!